INDUSTRIAL BUILDING 1660 COMSTOCK ROAD CITY OF …

INDUSTRIAL BUILDING

1660 COMSTOCK ROAD

CITY OF OTTAWA

TRANSPORTATION OVERVIEW

Prepared for:

Simluc Contractors Limited

2550 Blackwell Street, Ottawa

K1B 5R1

October 18, 2013

113-584 Overview_1.doc

D. J. Halpenny & Associates Ltd. Consulting Transportation Engineers P.O. Box 774, Manotick, ON K4M 1A7 · Tel (613) 692-8662 · Fax (613) 692-1945

Industrial Building 1660 Comstock Road, Ottawa Transportation Overview

TABLE OF CONTENTS

PAGE

1. INTRODUCTION ........................................................................................................... 1

1.1 Scope of Work ..................................................................................................... 1

2. ADJACENT ROADS AND INTERSECTIONS ............................................................. 1

3. PROPOSED DEVELOPMENT ....................................................................................... 3

3.1 Trip Generation .................................................................................................... 6

3.2 Trip Distribution .................................................................................................. 6

4. TRANSPORTATION IMPACT ...................................................................................... 6

4.1 Background and Total Traffic Volumes .............................................................. 8

4.2 Traffic Analysis ................................................................................................... 8

4.3 Site Circulation of Traffic .................................................................................. 13

4.4 Pedestrian, Cycling, and Transit Facilities ........................................................ 13

5. FINDINGS ..................................................................................................................... 14

APPENDIX ................................................................................................................................ 15

LIST OF FIGURES

1.1 SITE LOCATION PLAN ................................................................................................ 2

2.1 YEAR 2013 EXISTING PEAK AM AND PM HOUR TRAFFIC COUNTS ................ 4

3.1 CONCEPTUAL SITE PLAN ........................................................................................... 5

3.2 WEEKDAY PEAK AM AND PM HOUR SITE GENERATED TRIPS ........................ 7

4.1 YEAR 2019 PEAK AM AND PM HOUR BACKGROUND TRAFFIC ........................ 9

4.2 YEAR 2019 PEAK AM AND PM HOUR TOTAL TRAFFIC ..................................... 10

LIST OF TABLES

3.1 PEAK HOUR SITE TRIPS GENERATED .................................................................... 6

4.1 ACCESS 1/COMSTOCK – LoS & 95th Percentile Queue ............................................ 11

4.2 ACCESS 2/COMSTOCK – LoS & 95th Percentile Queue ............................................ 11

4.3 ACCESS 3/ALGOMA – LoS & 95th Percentile Queue ................................................. 12

4.4 COMSTOCK/ALGOMA – LoS & 95th Percentile Queue ............................................. 13

Industrial Building 1660 Comstock Road, Ottawa Transportation Overview

INDUSTRIAL BUILDING

1660 COMSTOCK ROAD, OTTAWA

TRANSPORTATION OVERVIEW

1. INTRODUCTION

Simluc Contractors Limited is planning to redevelop a parcel of land at 1660 Comstock Road.

The site is located at the southwest corner of the intersection of Comstock Road and Algoma

Road. The current use of the site is for a school bus storage depot for Stock Transport. The

existing site has one access onto Comstock Road and one access onto Algoma Road. Traffic

counts determined that the majority of trips by busses took place before the AM peak hour of the

adjacent roads, and during the peak PM hour of the adjacent roads.

The Site Plan Application is proposing the site to be developed as a light industrial land use. The

building will be larger than the existing structure, and the site proposes two accesses onto

Comstock Road and one access onto Algoma Road. The reconstruction of the site is expected to

be completed by 2014. The location of the site is shown in Figure 1.1.

As part of the Site Plan Application, City of Ottawa staff has requested that a Transportation

Overview be prepared due to the low volume of new trips generated by the site. The current

zoning of the lands will support the proposed redevelopment of the site.

1.1 Scope of Work

The scope of the Transportation Overview was determined during discussions with City of

Ottawa staff. With the proposed land use expected to generate fewer than 75 vehicles per peak

hour, the site would not generate the required number of new trips which would trigger the

preparation of a Transportation Assessment report as documented in the Transportation Impact

Assessment Guidelines.

The Transportation Overview would examine the operation of the Comstock/Algoma

intersection using the current 2013 traffic counts, and the site accesses and the intersection of

Comstock Road and Algoma Road at the year 2019 which represents five years beyond build out

of the site. The traffic analysis was conducted for the weekday peak AM and PM hours of the

adjacent roads which would coincide with the peak time period for both the site and roadways.

2. ADJACENT ROADS AND INTERSECTIONS

The site is located at the southwest corner of Comstock Road and Algoma Road. Comstock

Road is a north-south urban local road with a pavement width of approximately 11 metres.

There are no sidewalks or cycling lanes along the road. Comstock Road terminates at

Industrial Building Page 1660 Comstock Road, Ottawa Transportation Overview

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FIGURE 1.1

SITE LOCATION PLAN


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approximately 265 metres north of Algoma Road and at approximately 185 metres south of

Algoma Road. The road has an unposted speed limit of 50 km./h.

Algoma Road is an east-west local urban road with a pavement width of approximately 11

metres. The road has no pedestrian sidewalks or cycling lanes. The road has an unposted speed

limit of 50 km./h.

The intersection of Comstock Road and Algoma Road is a two-way stop controlled intersection

with stop signs placed at the north and south Comstock Road approaches. The intersection has

no exclusive turn lanes at any of the approaches.

Figure 2.1 shows the weekday peak AM and PM hour traffic counts taken by the consultant on

October 1, 2013 at the Comstock/Algoma intersection and the entrances to Stock Transportation

which currently occupies the site. The counts determined the peak AM hour to occur between

7:45 and 8:45, and the peak PM hour between 4:15 and 5:15. The existing Stock Transportation

site was determined to generate 2 trips during the peak AM hour of the adjacent roads, and 48

trips during the peak PM hour. The low volume of trips during the peak AM hour was due to the

buses departing and arriving back to the depot outside the peak hours of the adjacent roads.

3. PROPOSED DEVELOPMENT

The proposed light industrial development is located at 1660 Comstock Road, which is at the

southwest corner of Comstock Road and Algoma Road. The site is currently occupied by Stock

Transportation which a company which supplies, stores and maintains busses for schools and

private use. The existing site contains an access onto Comstock Road and Algoma Road.

The owner of the property proposes to redevelop the lands for a light industrial land use. The

existing single storey light industrial building will be demolished and replaced by a single storey

light industrial building which is planned to potentially accommodate up to three tenants. The

building will have a gross floor area of 6,481 m2 (69,761 ft

2). The site will contain three access

points. The first (Access 1) is located on Comstock Road approximately 55 metres south of the

Comstock/Algoma intersection (centreline to centreline), the second (Access 2) would be located

approximately 122 metres south of the Comstock/Algoma intersection, and the third (Access 3)

would be located on Algoma Road approximately 105 metres west of the Comstock/Algoma

intersection. The truck loading area is located along the west side of the building with the truck

route having trucks entering at Access 2 on Comstock Road and exiting at Access 3 onto Algoma

Road. Access 3 will be restricted to one-way traffic exiting the site and will be controlled by

signage. Figure 3.1 presents a conceptual site plan of the site.

The site will contain 55 parking spaces of which 1 will be a barrier free space. The plan

proposes 5 loading bays for large trucks and 2 additional bays for smaller delivery trucks. The

Site Plan provides a bicycle rack which will accommodate the storage of 8 bikes.

The subject property is currently zoned IG3 which permits light industrial uses. The existing

zoning of the lands will support the proposed development. Lands uses along both Comstock


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FIGURE 2.1

YEAR 2013 EXISTING PEAK AM AND PM HOUR TRAFFIC COUNTS


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FIGURE 3.1

CONCEPTUAL SITE PLAN


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Road and Algoma Road in the vicinity of the site are mainly commercial and light industrial.

The development is expected to be substantially completed by 2014.

3.1 Trip Generation

The trips generated from the proposed light industrial development were determined using the

Institute of Transportation Engineers (ITE) document, Trip Generation. The analysis utilized the

average trip rates for a “General Light Industrial” land use, ITE Land Use Code 110. The

category determined the average trip rate to be the following:

Peak AM Hour - 0.92 Trips/1000 ft2 gross floor area

Peak PM Hour - 0.97 Trips/1000 ft2 gross floor area

Table 3.1 shows the expected number of peak hour site generated trips for the 69,761 ft2 light

industrial building. Discussions with the client determined that of the total number of site

generated trips, 3 trucks would be entering and 3 trucks exiting the site during each of the peak

AM and PM hours.

TABLE 3.1

PEAK HOUR SITE TRIPS GENERATED

UNIT TYPE WEEKDAY PEAK AM HR. WEEKDAY PEAK PM HR.

TOTAL ENTER EXIT TOTAL ENTER EXIT

Industrial Building 64 56 (88%) 8 (12%) 68 8 (12%) 60 (88%)

3.2 Trip Distribution

The distribution of site generated trips was determined by examining the proportion of traffic

travelling east and west along Algoma Road as determined in the October 1, 2013 traffic counts.

The counts determined that commercial/industrial traffic in the area was distributed to

approximately the following distribution along Algoma Road for both the peak AM and PM

hours:

To/From the East - 65 percent

To/From the West - 35 percent

The above distribution was used for both the peak AM and PM hours. Figure 3.2 shows the

expected distribution of site generated trips during the weekday peak AM and PM hours.

4. TRANSPORTATION IMPACT

The study will examine the operation of the Comstock/Algoma intersection and the site’s

accesses onto Comstock Road and Algoma Road. The study will analyze the operation of the


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FIGURE 3.2

WEEKDAY PEAK AM AND PM HOUR SITE GENERATED TRIPS


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Comstock/Algoma intersection for the existing 2013 traffic counts and for all intersections for

the future 2019 traffic volumes which represents five years beyond substantial completion of the

light industrial building. The analysis will use the Highway Capacity Software, which utilizes

the intersection capacity analysis procedure as documented in the 2010 Highway Capacity

Manual. For unsignalized intersections, the level of service of each lane movement is

determined as a function of the delay of vehicles at the approach. The following relates the level

of service of each lane movement with the expected delay at the approach.

LEVEL OF SERVICE DELAY

Level of Service A 0-10 sec./vehicle Little or No Delay

Level of Service B >10-15 sec./vehicle Short Traffic Delays

Level of Service C >15-25 sec./vehicle Average Traffic Delays

Level of Service D >25-35 sec./vehicle Long Traffic Delays

Level of Service E >35-50 sec./vehicle Very Long Traffic Delays

Level of Service F >50 sec./vehicle Extreme Delays – Demand Exceeds Capacity

The expected length of queue at the critical lane movements for an unsignalized intersection was

determined by the calculation of the 95th percentile queue at the lane approach. The 95

th

percentile queue length is the calculated 95th greatest queue length out of 100 occurrences at a

movement during a 15-minute peak period. The 95th percentile queue length is a function of the

capacity of a movement and the total expected traffic, with the calculated value determining the

magnitude of the queue by representing the queue length as fractions of vehicles.

4.1 Background and Total Traffic Volumes

The 2019 background traffic volumes used in the study analysis represents the future volume of

traffic at the Comstock/Algoma intersection which does not include the expected traffic from the

site, or the existing Stock Transportation traffic. The future background traffic was determined

by examination of the historical traffic counts at the Comstock/Algoma intersection. Traffic

counts taken by the consultant in 2006 were compared to the 2013 counts which determined that

traffic increased at an average annual rate of approximately 5 percent. The study has therefore

utilized the 5 percent annual growth to increase the 2013 traffic volumes six years to the year

2019. The 2019 background traffic volumes are shown in Figure 4.1. The 2019 total traffic is

the addition of the 2019 background traffic (Figure 4.1) and the expected site generated trips

(Figure 3.2). The 2019 total volume of peak AM and PM hour traffic is shown in Figure 4.2.

4.2 Traffic Analysis

The Transportation Overview report has examined the operation of the three site access points

onto Comstock Road and Algoma Road, and the Comstock/Algoma intersection. The results of

the analysis are discussed in detail in the following sections:

Access 1 and Comstock Road Intersection

Access 1 onto Comstock Road would be located approximately 55 metres south of the

Comstock/Algoma intersection. The access would have a width of 7.2 metres with one lane

entering and one lane exiting which would consist of a shared left/right turning movement.


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FIGURE 4.1

YEAR 2019 PEAK AM AND PM HOUR BACKGROUND TRAFFIC


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FIGURE 4.2

YEAR 2019 PEAK AM AND PM HOUR TOTAL TRAFFIC


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The operational analysis for the expected 2019 total volume of traffic at Access 1 determined

that the northbound Comstock left/through movement and eastbound access left/right movement

would function at a Level of Service (LoS) “A” during both the weekday peak AM and PM

hours. A 95th percentile queue of 0.11 vehicles (7 metres) would occur at the eastbound site

exiting approach during the peak PM hour time period, with the site plan providing a clear throat

distance of approximately 12 metres. Table 4.1 summarizes the findings of the analysis with the

analysis sheets provided in the Appendix as Exhibit 1 and Exhibit 2.

TABLE 4.1

ACCESS 1/COMSTOCK – LoS & 95th Percentile Queue

Intersection Approach

PEAK AM HOUR YEAR 2019 PEAK PM HOUR YEAR 2019

LoS Q95 (Veh.) LoS Q95 (Veh.)

NB Left/Through – Comstock A 0.00 A 0.00

EB Left/Right – Access 1 A 0.01 A 0.11

Access 2 and Comstock Road Intersection

Access 2 onto Comstock Road would be located approximately 122 metres south of the

Comstock/Algoma intersection. The access would have a width of 8.0 metres with one lane

entering and one lane exiting which would consist of a shared left/right turning movement.


that the northbound Comstock left/through movement and eastbound access left/right movement

would function at a LoS “A” during both the weekday peak AM and PM hours. A 95th percentile

queue of 0.10 vehicles (7 metres) would occur at the eastbound exiting approach during the peak

PM hour time period, with the site plan providing a clear throat distance of approximately 12

metres. Table 4.2 summarizes the analysis with the analysis sheets provided as Exhibit 3 and 4.

TABLE 4.2

ACCESS 2/COMSTOCK – LoS & 95th Percentile Queue




NB Left/Through – Comstock A 0.00 A 0.01

EB Left/Right – Access 2 A 0.01 A 0.10


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Access 3 and Algoma Road Intersection

Access 3 onto Algoma Road would be located approximately 105 metres west of the

Comstock/Algoma intersection. The access would function as a one-way exit for trucks from the

loading area at the rear of the building (west side). The access would have a width of 10.2

metres with traffic controlled by signage which would restrict traffic to only exiting movements.


that the northbound exit with shared left/right turning movements would function at a LoS “B”

during both the weekday peak AM and PM hours. A 95th percentile queue of 0.02 vehicles

would occur at the northbound site exiting approach during the peak PM hour time period, with

the site plan providing a clear throat distance of approximately 12 metres. Table 4.3 summarizes

the findings of the analysis with the analysis sheets provided as Exhibit 5 and Exhibit 6.

TABLE 4.3

ACCESS 3/ALGOMA – LoS & 95th Percentile Queue




NB Left/Right – Access 3 B 0.01 B 0.02

Comstock Road and Algoma Road Intersection

The intersection of Comstock Road and Algoma Road is a two-way stop controlled intersection

with stop signs placed at the northbound and southbound Comstock Road approaches. The

intersection has no exclusive turn lanes, with all approaches comprising of a shared

left/through/right lane movement.

The operational analysis using the traffic counts taken on October 1, 2013 determined that during

the peak AM hour the eastbound and westbound Algoma approaches functioned at a LoS “A”,

and the northbound Comstock approach at a LoS “A” and southbound a LoS “B”. During the

peak PM hour the Algoma approaches functioned at a LoS “A” and Comstock approaches at a

LoS “B”. Table 4.4 summarizes the findings of the analysis for the 2013 traffic counts with the

analysis sheets provided as Exhibit 7 for the existing peak AM hour traffic and Exhibit 8 for the

peak PM hour traffic.

For the expected traffic volumes at the year 2019, the eastbound and westbound Algoma

approaches functioned at a LoS “A”, and northbound and southbound Comstock approaches at a

LoS “B” during both the peak AM and PM hours. The 95th percentile queue at the northbound

Comstock Approach was determined to be 0.45 vehicles during the peak PM hour. With Access

1 located approximately 55 metres south of the intersection, queuing at the northbound approach

would not interfere with the operation of Access 1. The eastbound Algoma approach would


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experience a 95th percentile queue of 0.03 vehicles with Access 3 located approximately 105

metres west of the intersection. The queuing at the eastbound approach would not interfere with

the operation of Access 3. Table 4.4 summarizes the findings of the analysis with the analysis

sheets provided as Exhibit 9 and Exhibit 10.

TABLE 4.4

COMSTOCK/ALGOMA – LoS & 95th Percentile Queue


PEAK AM HOUR (2013) 2019 PEAK PM HOUR (2013) 2019


EB Left/Through/Right – Algoma (A) A (0.02) 0.02 (A) A (0.03) 0.03

WB Left/Through/Right – Algoma (A) A (0.04) 0.13 (A) A (0.06) 0.07

NB Left/Through/Right – Comstock (A) B (0.15) 0.20 (B) B (0.11) 0.45

SB Left/Through/Right – Comstock (B) B (0.19) 0.24 (B) B (0.31) 0.38

4.3 Site Circulation of Traffic

The proposed Site Plan shows an efficient movement of vehicles throughout the site. Car traffic

accessing the front of the building would utilize either Access 1 or Access 2 off of Comstock

Road. Trucks would enter at Access 2 on Comstock Road and exit at Access 3 on Algoma Road.

Access 3 onto Algoma Road would be restricted to only exiting movements. All access points

would provide sufficient clear throat distance for queued vehicles exiting the site.

4.4 Pedestrian, Cycling, and Transit Facilities

Both Comstock Road and Algoma Road are local roads with no sidewalks provided along either

side of the road. Traffic counts at the Comstock/Algoma intersection showed few pedestrians

walking along the street.

The Site Plan provides a bicycle rack which can accommodate 8 bikes close to the building

entrances. There are no dedicated cycling facilities along Comstock Road of Algoma Road.

OC Transpo Route 121 travels along Algoma Road past the site. Bus stops are located in close

proximity to the site.


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5. FINDINGS

Simluc Contractors Limited has proposed the redevelopment of land at 1660 Comstock Road.

The land has an area of 13,969.96 m2, and is situated at the southwest corner of Comstock Road

and Algoma Road. The land is currently occupied by Stock Transportation which provides bus

transit for schools. The Site Plan proposes to replace Stock Transportation with a light industrial

use which may accommodate potentially three tenants. The site will have two accesses onto

Comstock Road and one access onto Algoma Road which would be restricted to only exiting

truck traffic. The current zoning of the land will support the proposed redevelopment of the site.

The proposed building is expected to be substantially completed and occupied by the year 2014.

With the site proposing to generate fewer than 75 new trips during the peak hour, City of Ottawa

staff has requested that a Transportation Overview be prepared which would address the number

of site trips and operation of the accesses. The land use of the site will be light industrial which

would have the peak hours of operation to occur on a weekday. The study analysis has therefore

examined the site access points and Comstock/Algoma intersection for the impact of the site

during the weekday peak AM and PM hour of the adjacent roads at a time period of five years

beyond the completion of the site (2019). The findings and recommendations of the study are

summarized in the following:

1) The trip generation analysis determined that the proposed development would generate 64 vehicles during the peak AM hour and 68 vehicles during the peak PM hour. These

trips would replace the existing trips generated by Stock Transport.

2) The three site accesses and Comstock/Algoma intersection were determined to function at an acceptable level of service for the expected 2019 traffic volumes, with all

approaches functioning at a LoS “A” or LoS “B”. The site accesses would be constructed

as private approaches as shown on the Site Plan, with no required modifications to

Comstock Road and Algoma Road due to the redevelopment of the site.

3) Access 3 onto Algoma Road would be an exit for trucks from the loading area and would be restricted to one-way traffic exiting the site. The approach would be designated with

suitable signs erected in a conspicuous location adjacent to the roadway to indicate the

direction of traffic for the private approach. All signs would be erected and maintained

by the owner to the satisfaction of City of Ottawa staff.

Prepared by:

David J. Halpenny, P. Eng.


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APPENDIX

OPERATIONAL ANALYSIS WORK SHEETS


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EXHIBIT 1

YEAR 2019 PEAK AM HOUR TOTAL TRAFFIC ANALYSIS – Access 1/Comstock Road

HCS+: Unsignalized Intersections Release 5.6 _______________________TWO-WAY STOP CONTROL SUMMARY___________________________ Analysis Time Period: Peak AM Hour Intersection: Comstock/Access 1 Analysis Year: Year 2019 Project ID: Industrial Building - 1660 Comstock Road East/West Street: Access 1 North/South Street: Comstock Road Intersection Orientation: NS Study period (hrs): 0.25 ______________________Vehicle Volumes and Adjustments_________________________ Major Street: Approach Northbound Southbound Movement 1 2 3 | 4 5 6 L T R | L T R ______________________________________________________________________________ Volume 0 39 52 28 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 0 42 56 30 Percent Heavy Vehicles 0 -- -- -- -- Median Type/Storage Undivided / RT Channelized? Lanes 0 1 1 0 Configuration LT TR Upstream Signal? No No ______________________________________________________________________________ Minor Street: Approach Westbound Eastbound Movement 7 8 9 | 10 11 12 L T R | L T R ______________________________________________________________________________ Volume 3 0 Peak Hour Factor, PHF 0.92 0.92 Hourly Flow Rate, HFR 3 0 Percent Heavy Vehicles 0 0 Percent Grade (%) 0 0 Flared Approach: Exists?/Storage / No / Lanes 0 0 Configuration LR ______________________________________________________________________________ __________________Delay, Queue Length, and Level of Service___________________ Approach NB SB Westbound Eastbound Movement 1 4 | 7 8 9 | 10 11 12 Lane Config LT | | LR ______________________________________________________________________________ v (vph) 0 3 C(m) (vph) 1523 888 v/c 0.00 0.00 95% queue length 0.00 0.01 Control Delay 7.4 9.1 LOS A A Approach Delay 9.1 Approach LOS A ______________________________________________________________________________


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EXHIBIT 2

YEAR 2019 PEAK PM HOUR TOTAL TRAFFIC ANALYSIS – Access 1/Comstock Road

HCS+: Unsignalized Intersections Release 5.6 _______________________TWO-WAY STOP CONTROL SUMMARY___________________________ Analysis Time Period: Peak PM Hour Intersection: Comstock/Access 1 Analysis Year: Year 2019 Project ID: Industrial Building - 1660 Comstock Road East/West Street: Access 1 North/South Street: Comstock Road Intersection Orientation: NS Study period (hrs): 0.25 ______________________Vehicle Volumes and Adjustments_________________________ Major Street: Approach Northbound Southbound Movement 1 2 3 | 4 5 6 L T R | L T R ______________________________________________________________________________ Volume 0 52 30 4 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 0 56 32 4 Percent Heavy Vehicles 0 -- -- -- -- Median Type/Storage Undivided / RT Channelized? Lanes 0 1 1 0 Configuration LT TR Upstream Signal? No No ______________________________________________________________________________ Minor Street: Approach Westbound Eastbound Movement 7 8 9 | 10 11 12 L T R | L T R ______________________________________________________________________________ Volume 29 0 Peak Hour Factor, PHF 0.92 0.92 Hourly Flow Rate, HFR 31 0 Percent Heavy Vehicles 0 0 Percent Grade (%) 0 0 Flared Approach: Exists?/Storage / No / Lanes 0 0 Configuration LR ______________________________________________________________________________ __________________Delay, Queue Length, and Level of Service___________________ Approach NB SB Westbound Eastbound Movement 1 4 | 7 8 9 | 10 11 12 Lane Config LT | | LR ______________________________________________________________________________ v (vph) 0 31 C(m) (vph) 1588 915 v/c 0.00 0.03 95% queue length 0.00 0.11 Control Delay 7.3 9.1 LOS A A Approach Delay 9.1 Approach LOS A ______________________________________________________________________________


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EXHIBIT 3

YEAR 2019 PEAK AM HOUR TOTAL TRAFFIC ANALYSIS – Access 2/Comstock Road

HCS+: Unsignalized Intersections Release 5.6 _______________________TWO-WAY STOP CONTROL SUMMARY___________________________ Analysis Time Period: Peak AM Hour Intersection: Comstock/Access 2 Analysis Year: Year 2019 Project ID: Industrial Building - 1660 Comstock Road East/West Street: Access 2 North/South Street: Comstock Road Intersection Orientation: NS Study period (hrs): 0.25 ______________________Vehicle Volumes and Adjustments_________________________ Major Street: Approach Northbound Southbound Movement 1 2 3 | 4 5 6 L T R | L T R ______________________________________________________________________________ Volume 0 37 24 28 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 0 40 26 30 Percent Heavy Vehicles 0 -- -- -- -- Median Type/Storage Undivided / RT Channelized? Lanes 0 1 1 0 Configuration LT TR Upstream Signal? No No ______________________________________________________________________________ Minor Street: Approach Westbound Eastbound Movement 7 8 9 | 10 11 12 L T R | L T R ______________________________________________________________________________ Volume 2 0 Peak Hour Factor, PHF 0.92 0.92 Hourly Flow Rate, HFR 2 0 Percent Heavy Vehicles 0 0 Percent Grade (%) 0 0 Flared Approach: Exists?/Storage / No / Lanes 0 0 Configuration LR ______________________________________________________________________________ __________________Delay, Queue Length, and Level of Service___________________ Approach NB SB Westbound Eastbound Movement 1 4 | 7 8 9 | 10 11 12 Lane Config LT | | LR ______________________________________________________________________________ v (vph) 0 2 C(m) (vph) 1562 926 v/c 0.00 0.00 95% queue length 0.00 0.01 Control Delay 7.3 8.9 LOS A A Approach Delay 8.9 Approach LOS A ______________________________________________________________________________


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EXHIBIT 4

YEAR 2019 PEAK PM HOUR TOTAL TRAFFIC ANALYSIS – Access 2/Comstock Road

HCS+: Unsignalized Intersections Release 5.6 _______________________TWO-WAY STOP CONTROL SUMMARY___________________________ Analysis Time Period: Peak PM Hour Intersection: Comstock/Access 2 Analysis Year: Year 2019 Project ID: Industrial Building - 1660 Comstock Road East/West Street: Access 2 North/South Street: Comstock Road Intersection Orientation: NS Study period (hrs): 0.25 ______________________Vehicle Volumes and Adjustments_________________________ Major Street: Approach Northbound Southbound Movement 1 2 3 | 4 5 6 L T R | L T R ______________________________________________________________________________ Volume 0 24 26 4 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 0 26 28 4 Percent Heavy Vehicles 0 -- -- -- -- Median Type/Storage Undivided / RT Channelized? Lanes 0 1 1 0 Configuration LT TR Upstream Signal? No No ______________________________________________________________________________ Minor Street: Approach Westbound Eastbound Movement 7 8 9 | 10 11 12 L T R | L T R ______________________________________________________________________________ Volume 28 0 Peak Hour Factor, PHF 0.92 0.92 Hourly Flow Rate, HFR 30 0 Percent Heavy Vehicles 0 0 Percent Grade (%) 0 0 Flared Approach: Exists?/Storage / No / Lanes 0 0 Configuration LR ______________________________________________________________________________ __________________Delay, Queue Length, and Level of Service___________________ Approach NB SB Westbound Eastbound Movement 1 4 | 7 8 9 | 10 11 12 Lane Config LT | | LR ______________________________________________________________________________ v (vph) 0 30 C(m) (vph) 1593 957 v/c 0.00 0.03 95% queue length 0.00 0.10 Control Delay 7.3 8.9 LOS A A Approach Delay 8.9 Approach LOS A ______________________________________________________________________________


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EXHIBIT 5

YEAR 2019 PEAK AM HOUR TOTAL TRAFFIC ANALYSIS – Access 3/Algoma Road

HCS+: Unsignalized Intersections Release 5.6 _______________________TWO-WAY STOP CONTROL SUMMARY___________________________ Analysis Time Period: Peak AM Hour Intersection: Algoma/Access 3 Analysis Year: Year 2019 Project ID: Industrial Building - 1660 Comstock Road East/West Street: Access 3 North/South Street: Algoma Road Intersection Orientation: EW Study period (hrs): 0.25 ______________________Vehicle Volumes and Adjustments_________________________ Major Street: Approach Eastbound Westbound Movement 1 2 3 | 4 5 6 L T R | L T R ______________________________________________________________________________ Volume 121 230 Peak-Hour Factor, PHF 0.92 0.92 Hourly Flow Rate, HFR 131 249 Percent Heavy Vehicles -- -- -- -- Median Type/Storage Undivided / RT Channelized? Lanes 1 1 Configuration T T Upstream Signal? No No ______________________________________________________________________________ Minor Street: Approach Northbound Southbound Movement 7 8 9 | 10 11 12 L T R | L T R ______________________________________________________________________________ Volume 1 2 Peak Hour Factor, PHF 0.92 0.92 Hourly Flow Rate, HFR 1 2 Percent Heavy Vehicles 100 100 Percent Grade (%) 0 0 Flared Approach: Exists?/Storage No / / Lanes 0 0 Configuration LR ______________________________________________________________________________ __________________Delay, Queue Length, and Level of Service___________________ Approach EB WB Northbound Southbound Movement 1 4 | 7 8 9 | 10 11 12 Lane Config | LR | ______________________________________________________________________________ v (vph) 3 C(m) (vph) 606 v/c 0.00 95% queue length 0.01 Control Delay 11.0 LOS B Approach Delay 11.0 Approach LOS B ______________________________________________________________________________


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EXHIBIT 6

YEAR 2019 PEAK PM HOUR TOTAL TRAFFIC ANALYSIS – Access 3/Algoma Road

HCS+: Unsignalized Intersections Release 5.6 _______________________TWO-WAY STOP CONTROL SUMMARY___________________________ Analysis Time Period: Peak PM Hour Intersection: Algoma/Access 3 Analysis Year: Year 2019 Project ID: Industrial Building - 1660 Comstock Road East/West Street: Access 3 North/South Street: Algoma Road Intersection Orientation: EW Study period (hrs): 0.25 ______________________Vehicle Volumes and Adjustments_________________________ Major Street: Approach Eastbound Westbound Movement 1 2 3 | 4 5 6 L T R | L T R ______________________________________________________________________________ Volume 213 145 Peak-Hour Factor, PHF 0.92 0.92 Hourly Flow Rate, HFR 231 157 Percent Heavy Vehicles -- -- -- -- Median Type/Storage Undivided / RT Channelized? Lanes 1 1 Configuration T T Upstream Signal? No No ______________________________________________________________________________ Minor Street: Approach Northbound Southbound Movement 7 8 9 | 10 11 12 L T R | L T R ______________________________________________________________________________ Volume 1 2 Peak Hour Factor, PHF 0.92 0.92 Hourly Flow Rate, HFR 1 2 Percent Heavy Vehicles 100 100 Percent Grade (%) 0 0 Flared Approach: Exists?/Storage No / / Lanes 0 0 Configuration LR ______________________________________________________________________________ __________________Delay, Queue Length, and Level of Service___________________ Approach EB WB Northbound Southbound Movement 1 4 | 7 8 9 | 10 11 12 Lane Config | LR | ______________________________________________________________________________ v (vph) 3 C(m) (vph) 555 v/c 0.01 95% queue length 0.02 Control Delay 11.5 LOS B Approach Delay 11.5 Approach LOS B ______________________________________________________________________________


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EXHIBIT 7

YEAR 2013 PEAK AM HOUR EXISTING TRAFFIC ANALYSIS – Comstock/Algoma

HCS+: Unsignalized Intersections Release 5.6 _______________________TWO-WAY STOP CONTROL SUMMARY___________________________ Analysis Time Period: Peak AM Hour Intersection: Algoma/Comstock Analysis Year: Year 2013 Project ID: Industrial Building - 1660 Comstock Road East/West Street: Algoma Road North/South Street: Comstock Road Intersection Orientation: EW Study period (hrs): 0.25 ______________________Vehicle Volumes and Adjustments_________________________ Major Street: Approach Eastbound Westbound Movement 1 2 3 | 4 5 6 L T R | L T R ______________________________________________________________________________ Volume 9 64 6 19 154 35 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 9 69 6 20 167 38 Percent Heavy Vehicles 15 -- -- 15 -- -- Median Type/Storage Undivided / RT Channelized? Lanes 0 1 0 0 1 0 Configuration LTR LTR Upstream Signal? No No ______________________________________________________________________________ Minor Street: Approach Northbound Southbound Movement 7 8 9 | 10 11 12 L T R | L T R ______________________________________________________________________________ Volume 9 0 28 22 1 13 Peak Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 9 0 30 23 1 14 Percent Heavy Vehicles 15 15 15 15 15 15 Percent Grade (%) 0 0 Flared Approach: Exists?/Storage No / No / Lanes 0 1 0 0 1 0 Configuration LTR LTR ______________________________________________________________________________ __________________Delay, Queue Length, and Level of Service___________________ Approach EB WB Northbound Southbound Movement 1 4 | 7 8 9 | 10 11 12 Lane Config LTR LTR | LTR | LTR ______________________________________________________________________________ v (vph) 9 20 39 38 C(m) (vph) 1293 1446 833 642 v/c 0.01 0.01 0.05 0.06 95% queue length 0.02 0.04 0.15 0.19 Control Delay 7.8 7.5 9.5 11.0 LOS A A A B Approach Delay 9.5 11.0 Approach LOS A B ______________________________________________________________________________


23

EXHIBIT 8

YEAR 2013 PEAK PM HOUR EXISTING TRAFFIC ANALYSIS – Comstock/Algoma

HCS+: Unsignalized Intersections Release 5.6 _______________________TWO-WAY STOP CONTROL SUMMARY___________________________ Analysis Time Period: Peak PM Hour Intersection: Algoma/Comstock Analysis Year: Year 2013 Project ID: Industrial Building - 1660 Comstock Road East/West Street: Algoma Road North/South Street: Comstock Road Intersection Orientation: EW Study period (hrs): 0.25 ______________________Vehicle Volumes and Adjustments_________________________ Major Street: Approach Eastbound Westbound Movement 1 2 3 | 4 5 6 L T R | L T R ______________________________________________________________________________ Volume 12 159 2 24 101 18 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 13 172 2 26 109 19 Percent Heavy Vehicles 15 -- -- 15 -- -- Median Type/Storage Undivided / RT Channelized? Lanes 0 1 0 0 1 0 Configuration LTR LTR Upstream Signal? No No ______________________________________________________________________________ Minor Street: Approach Northbound Southbound Movement 7 8 9 | 10 11 12 L T R | L T R ______________________________________________________________________________ Volume 6 0 19 42 0 8 Peak Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 6 0 20 45 0 8 Percent Heavy Vehicles 15 15 15 15 15 15 Percent Grade (%) 0 0 Flared Approach: Exists?/Storage No / No / Lanes 0 1 0 0 1 0 Configuration LTR LTR ______________________________________________________________________________ __________________Delay, Queue Length, and Level of Service___________________ Approach EB WB Northbound Southbound Movement 1 4 | 7 8 9 | 10 11 12 Lane Config LTR LTR | LTR | LTR ______________________________________________________________________________ v (vph) 13 26 26 53 C(m) (vph) 1381 1328 745 565 v/c 0.01 0.02 0.03 0.09 95% queue length 0.03 0.06 0.11 0.31 Control Delay 7.6 7.8 10.0+ 12.0 LOS A A B B Approach Delay 10.0+ 12.0 Approach LOS B B ______________________________________________________________________________


24

EXHIBIT 9

YEAR 2019 PEAK AM HOUR TOTAL TRAFFIC ANALYSIS – Comstock/Algoma HCS+: Unsignalized Intersections Release 5.6 _______________________TWO-WAY STOP CONTROL SUMMARY___________________________ Analysis Time Period: Peak AM Hour Intersection: Algoma/Comstock Analysis Year: Year 2019 Project ID: Industrial Building - 1660 Comstock Road East/West Street: Algoma Road North/South Street: Comstock Road Intersection Orientation: EW Study period (hrs): 0.25 ______________________Vehicle Volumes and Adjustments_________________________ Major Street: Approach Eastbound Westbound Movement 1 2 3 | 4 5 6 L T R | L T R ______________________________________________________________________________ Volume 9 88 26 53 206 35 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 9 95 28 57 223 38 Percent Heavy Vehicles 15 -- -- 15 -- -- Median Type/Storage Undivided / RT Channelized? Lanes 0 1 0 0 1 0 Configuration LTR LTR Upstream Signal? No No ______________________________________________________________________________ Minor Street: Approach Northbound Southbound Movement 7 8 9 | 10 11 12 L T R | L T R ______________________________________________________________________________ Volume 11 0 31 22 1 13 Peak Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 11 0 33 23 1 14 Percent Heavy Vehicles 15 15 15 15 15 15 Percent Grade (%) 0 0 Flared Approach: Exists?/Storage No / No / Lanes 0 1 0 0 1 0 Configuration LTR LTR ______________________________________________________________________________ __________________Delay, Queue Length, and Level of Service___________________ Approach EB WB Northbound Southbound Movement 1 4 | 7 8 9 | 10 11 12 Lane Config LTR LTR | LTR | LTR ______________________________________________________________________________ v (vph) 9 57 44 38 C(m) (vph) 1232 1387 717 509 v/c 0.01 0.04 0.06 0.07 95% queue length 0.02 0.13 0.20 0.24 Control Delay 7.9 7.7 10.3 12.6 LOS A A B B Approach Delay 10.3 12.6 Approach LOS B B ______________________________________________________________________________


25

EXHIBIT 10

YEAR 2019 PEAK PM HOUR TOTAL TRAFFIC ANALYSIS – Comstock/Algoma

HCS+: Unsignalized Intersections Release 5.6 _______________________TWO-WAY STOP CONTROL SUMMARY___________________________ Analysis Time Period: Peak PM Hour Intersection: Algoma/Comstock Analysis Year: Year 2019 Project ID: Industrial Building - 1660 Comstock Road East/West Street: Algoma Road North/South Street: Comstock Road Intersection Orientation: EW Study period (hrs): 0.25 ______________________Vehicle Volumes and Adjustments_________________________ Major Street: Approach Eastbound Westbound Movement 1 2 3 | 4 5 6 L T R | L T R ______________________________________________________________________________ Volume 12 198 5 29 111 18 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 13 215 5 31 120 19 Percent Heavy Vehicles 15 -- -- 15 -- -- Median Type/Storage Undivided / RT Channelized? Lanes 0 1 0 0 1 0 Configuration LTR LTR Upstream Signal? No No ______________________________________________________________________________ Minor Street: Approach Northbound Southbound Movement 7 8 9 | 10 11 12 L T R | L T R ______________________________________________________________________________ Volume 26 0 55 42 0 8 Peak Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 28 0 59 45 0 8 Percent Heavy Vehicles 15 15 15 15 15 15 Percent Grade (%) 0 0 Flared Approach: Exists?/Storage No / No / Lanes 0 1 0 0 1 0 Configuration LTR LTR ______________________________________________________________________________ __________________Delay, Queue Length, and Level of Service___________________ Approach EB WB Northbound Southbound Movement 1 4 | 7 8 9 | 10 11 12 Lane Config LTR LTR | LTR | LTR ______________________________________________________________________________ v (vph) 13 31 87 53 C(m) (vph) 1368 1276 658 473 v/c 0.01 0.02 0.13 0.11 95% queue length 0.03 0.07 0.45 0.38 Control Delay 7.7 7.9 11.3 13.6 LOS A A B B Approach Delay 11.3 13.6 Approach LOS B B ______________________________________________________________________________

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